Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$3,475,000
Gas stations
845 Vis Way Vista, CA 92084-5237
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9684894
Property profile
Verified
Property type
Gas stations
Use group
SERVICE STATION (FULL SERVICE)
Year built
1985
Total area
1,269 SF
Lot
0.5 ac (21,780 SF)
Zoning code
COMMERCIAL
APN
176-300-56-00
UPID
US09-9684894
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Barnicles Enterprises Gas Station
-
Coinsource Bitcoin ATM Atm
-
ATM (Barnicles Enterprises) Atm
-
Western Union Bank Credit Union
-
ATM (ATM Link, Inc.) Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.07M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.66M
Blend (final)
Blend
$3.48M
Owner & transaction history
Bare Holdings I LLC · 5 yrs held
Bare Holdings I LLC
since 2020
Last sale
$3.3M
4 recorded transactions
Zoning & alternative use
COMMERCIAL · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.1M
+16.5%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Vista submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vista submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$4,145,000
ML approach
$4,065,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,085,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$3.48M
Range $3.13M – $3.82M · ±10% · vs last sale $3.25M (Sep 4 2020)
Last sale anchor
$3.25M
Sep 4 2020
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$2,738 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$39,725
Tax year 2024
Assessed value
$3,448,925
Assessed 2024
Previous assessed
$3,448,925
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$2,854,649
Assessed improvement
$594,276
Applied tax rate
12.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Gas stations
Use group
SERVICE STATION (FULL SERVICE)
Status
Off-Market
Year built
1985
Heating
NONE
Units
1
Total area
1,269 SF
Lot
0.5 ac (21,780 SF)
Zoning code
COMMERCIAL
APN
176-300-56-00
UPID
US09-9684894
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Vista, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Vista, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Vista. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$2.1M
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1985
Heating
NONE
Units
1
Lot
0.5 ac
Current owner
From public records · entity-resolved
Bare Holdings I LLC
Entity
Mailing address
3639 MIDWAY DRB420, SAN DIEGO, CA 92110-5254
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 4, 2020
$3,250,000
Bare Holdings I LLC
Gregory Barnicle
Grant Deed
$2,516,500 · Private Business Capital
Jul 9, 2008
—
Barnicle G & J A 2008 Trust
Barnicle,gregory & Julie A
Quit Claim Deed
related
—
Apr 23, 2008
—
Gregory Barnicle
Calvin Julianne
Grant Deed
related
—
Jun 19, 1995
$525,000
Julianne Galvin
Burriss Berry & Purdy Ptshp
Grant Deed
$325,000 · Seller
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 845 Vis Way?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
